Author Topic: Cleveland: Downtown: Gateway District: Development and News  (Read 184174 times)

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Offline KJP

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Re: Cleveland: Gateway District Developments
« Reply #70 on: February 03, 2013, 01:26:19 PM »
There's a story not being told about these signs. Most of these small businesses don't have the design expertise or finances to afford these snazzy new signs. So they turn to the city's Storefront Renovation Program which offers financial incentives (rebates or loans) and designers who use their expertise to draw some really great signs like the one above. See also Chocolate Bar across the street and others like Thai Elephant in Kamm's Corners. I think the work these designers are doing is terrific and they deserve some kudos.

For more details, check out:
http://www.city.cleveland.oh.us/CityofCleveland/Home/Government/CityAgencies/CommunityDevelopment/StorefrontRenovation
« Last Edit: February 03, 2013, 01:27:55 PM by KJP »
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Offline MayDay

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Re: Cleveland: Gateway District Developments
« Reply #71 on: February 03, 2013, 02:53:01 PM »
^Absolutely agreed.

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Re: Cleveland: Gateway District Developments
« Reply #72 on: February 13, 2013, 12:00:29 PM »
For what it's worth, I saw construction lights at East 9th and Bolivar in the upper floors above Goodfellers (which has been closed for months). Looks like they are renovating the upper floors. You could see brand new metal studs through the windows. I'm not sure if the project recently started, but I don't remember seeing the lights on before.

Offline sky

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Re: Cleveland: Gateway District Developments
« Reply #73 on: February 14, 2013, 08:52:53 AM »
It's office space.  They have a new office tenant (the name escapes me.

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Offline MayDay

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Re: Cleveland: Gateway District Developments
« Reply #75 on: August 02, 2013, 06:35:12 AM »

Offline Dumbledore

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Re: Cleveland: Gateway District Developments
« Reply #76 on: August 14, 2013, 06:18:20 PM »

Facadectomy alert!
If anyone was ever curiuos as to what was under the hideous 70s-era paneled facade of the "Clevelander" bar at Prospect/Huron, well, that paneling and broken lights have been removed and something neat has been uncovered. I hope it (or part of it) stays, I dig stuff like this. This kind of patina cannot be reproduced

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Offline KJP

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Re: Cleveland: Gateway District Developments
« Reply #77 on: August 14, 2013, 08:05:55 PM »
Glad you caught that. It will probably be removed, so I'm glad you photographed it and hosted it on the web. Same goes for all those photos of the demolition of the historic building (whose name escapes me) for the new county administration building. Of course, that whole discussion in the Ameritrust tower thread, plus the research and photos about that building were lost in the Great UO Crash of 2013.
"Greater Cleveland is last in the country in number of jobs accessible in typical commute distance, creating a huge drag on economy and more air & water pollution."-- Vibrant NEO

Offline jfristik

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Re: Cleveland: Gateway District Developments
« Reply #78 on: August 15, 2013, 10:41:50 AM »
http://www.cleveland.com/business/index.ssf/2013/08/city_lawsuit_over_downtown_cle.html#incart_river_default

This is ridiculous.. What a hideous grouping of buildings. The city should let them demolish the buildings and build something new. That stretch is arguably the ugliest downtown. Although, Euclid is putting up a good fight east of E. 9th.

Offline Htsguy

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Re: Cleveland: Gateway District Developments
« Reply #79 on: August 15, 2013, 10:57:08 AM »
^More comments on the developments later...but for now...are you crazy or just joking?

Offline StrapHanger

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Re: Cleveland: Gateway District Developments
« Reply #80 on: August 15, 2013, 11:01:29 AM »
^^From the article, the only proposal to build something new involves the preservation of those three buildings.  Based on their line of business, what exactly do you think L&R would build if it demolishes the buildings? 
« Last Edit: August 15, 2013, 11:02:06 AM by StrapHanger »
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Offline ClevelandOhio

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Re: Cleveland: Gateway District Developments
« Reply #81 on: August 15, 2013, 11:03:40 AM »
Fine the S**t out of them and deny demolition requests until the end of time. Force them to sell. This buildings are dying to compliment east 4th

Offline archangel

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Re: Cleveland: Gateway District Developments
« Reply #82 on: August 15, 2013, 11:09:35 AM »
If there was a proposal to build something new, I might support demolition, but there isn't, and an out-of-state parking operator hardly deserves the benefit of the doubt.

But, again, the fundamental problem is that there is no redevelopment proposal other than a parking lot - despite it sitting across from East 4th. I'd like to hear from the parties who are trying to buy it from L&R what they propose doing with it.

Offline mrclifton88

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Re: Cleveland: Gateway District Developments
« Reply #83 on: August 15, 2013, 11:26:26 AM »
If there was a proposal to build something new, I might support demolition, but there isn't, and an out-of-state parking operator hardly deserves the benefit of the doubt.

But, again, the fundamental problem is that there is no redevelopment proposal other than a parking lot - despite it sitting across from East 4th. I'd like to hear from the parties who are trying to buy it from L&R what they propose doing with it.

Maybe the article was updated since you read it? I just read that Weston has plans to restore the building and fill the parking lot with new construction. But they have no control over the properties.

"This week, a Weston executive said the investment group also has a standing offer to buy the Kendel Building and is trying to buy the Herold Building and a small parking lot to the east from L&R. Sketches prepared by Sandvick Architects show that the developers want to restore the trio of historic buildings, bookend them with new construction and fill the block with restaurants, offices and 44 apartments.

"We're working on it," said Rob Namy, a Weston executive. "We're trying to move forward with it. We've spent money on architectural fees. We are spending money on legal fees. There's a long way to go. I don't even know if it will ever work, which is a shame. Do you think that the city needs another parking lot?"

This is so irritating! Just give it to Weston!!! Lol

Offline Punch

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Re: Cleveland: Gateway District Developments
« Reply #84 on: August 15, 2013, 11:34:18 AM »
I think the precident the city set with the Stanley Block will make it easy for the owner to demo the building, once it goes to court.
« Last Edit: August 15, 2013, 11:35:15 AM by Punch »
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Offline ClevelandOhio

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Re: Cleveland: Gateway District Developments
« Reply #85 on: August 15, 2013, 12:07:21 PM »
S**t building owners are a major problem in this city. Nearly everything MRN rents is full (East 4th, WT Grant)
While the May Company Building and these buildings sit empty/nearly empty and looking terrible. I honestly don't believe any of these are due to lack of demand, because if another owner took over and puts in the necessary repairs those spaces would be full.

Offline surfohio

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Re: Cleveland: Gateway District Developments
« Reply #86 on: August 15, 2013, 12:13:39 PM »
http://www.cleveland.com/business/index.ssf/2013/08/city_lawsuit_over_downtown_cle.html#incart_river_default

L&R's downtown portfolio has been listed for sale since early 2012. Rico Pietro, a local real estate broker representing the company, said three potential buyers are looking at the Herold Building. But there's a gap between what L&R is asking for and what developers are willing to pay.

"I don't think we're particularly close on price point," he said, "but I think we're negotiating with the right parties to make something happen here."



Here's hoping!

Offline Htsguy

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Re: Cleveland: Gateway District Developments
« Reply #87 on: August 15, 2013, 12:33:10 PM »
Let me read between the lines....L and R bought the property back in 2008 for more than it was worth (over a million) because they clearly wanted to tear it down and expand their parking lot (which the city was fighting as early as 2009).  So they let it continue to deteriorate over the past 5 years (no matter what they say now or will say in court) because in the end it just supports their goal of demolition (which again was the goal in the first place...they are parking people not developers).  This, of course, is plain to a five year old.

Now they are stuck because the city is not only continuing to fight them over the demo for parking (surprise surprise...I am sure they felt they were just going to swoop in and tear it down back in 2008) and now the city has even closed their lot next door because they have failed to maintain the building causing them more of a financial headache (kinda ironic).  The big problem is that they problably, at this point, would like to dump the building since the scheming has failed, but since they paid so much more than market for it (note Weston bought one of the ajoining buildings for $300,000.00) they are going to take a big lose given what fair market price currently is.

If they were smart they would just cut their loses and sell to Weston in a hurry instead of continuing to pay property taxes (are they even current?) and attorney and broker fees to fight the city.
« Last Edit: August 15, 2013, 12:34:41 PM by Htsguy »

Online Hts121

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Re: Cleveland: Gateway District Developments
« Reply #88 on: August 15, 2013, 12:50:24 PM »
I hope everyone who pisses all over the City in the demolition threads takes note of and applaud the effort being made here.  How the case plays out will be informative at the very least for future discussions.
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Offline math

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Re: Cleveland: Gateway District Developments
« Reply #89 on: August 15, 2013, 12:53:10 PM »
If they were smart they would partner with the developers to save the building and get a bit of the money back from overpaying. Clearly it has value, even in disrepair.

Offline biker16

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Re: Cleveland: Gateway District Developments
« Reply #90 on: August 15, 2013, 01:40:22 PM »
imminent domain would be helpful here.
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Online Hts121

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Re: Cleveland: Gateway District Developments
« Reply #91 on: August 15, 2013, 01:44:44 PM »
^So would eminent domain ;).......

EDIT: actually, no it wouldn't.  Eminent domain is the taking of private property for PUBLIC use.  That is not what the City wants to happen here.  The City wants to see the current owner sell the property to a private buyer.  The Ohio Supreme Court has ruled that 'economic development' is not a public use which can justify taking a property from a private owner to give it to another owner who would make better use (i.e. more economically beneficial use) of the property.  The Ohio Court was not willing to go as far as the US Supreme Court did in Kelo.
« Last Edit: August 15, 2013, 01:52:17 PM by Hts121 »
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Offline KJP

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Re: Cleveland: Gateway District Developments
« Reply #92 on: August 15, 2013, 04:44:40 PM »
A slight correction -- eminent domain is the taking of private property for public BENEFIT. For example, a blighted property where the owner has refused to comply with multiple attempts to rectify the blight can be taken, the property assessed, any structures beyond saving are demolished, and the property re-sold through a public bid or auction.

This was done for a district of old motels along Lorain Road in Fairview Park. The motels were used by travelers when Lorain was a cross-country road, but that use faded with the construction of interstates. So the motels found new use as transient housing which resulted in numerous crime problems, blight, etc. despite the best efforts of the city to patrol them. That caused high expenses for the city, negatively affected property values in the surrounding areas, and discouraged redevelopment. So the city established a redevelopment zone incorporating numerous properties and began offering to buy the properties. Most sold to the city, but a few motel owners wanted way too much money. So the city took them to court in eminent domain proceedings, which is a two-step process -- 1. to determine the public purpose of the taking in a jury trial and 2. to determine a fair value of the taking.

The redevelopment district was rezoned for office uses (which has the best net fiscal impact on a city/school district among housing or retail) via a public vote and then marketed piecemeal. It was ultimately sold off piecemeal to several office users.
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Offline KJP

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Re: Cleveland: Gateway District Developments
« Reply #93 on: August 15, 2013, 05:55:24 PM »
It should also be noted that L&R is not only trying to sell these buildings, but lease them --- not to mention the huge parking lot across the street which it also owns.

Some more interesting paragraphs from the article.....

City lawsuit over downtown Cleveland's Herold Building sets up restore-or-raze fight (slideshow, poll)
By Michelle Jarboe McFee, The Plain Dealer
on August 15, 2013 at 12:00 PM, updated August 15, 2013 at 5:18 PM

....Real estate records show that Weston Inc., a Warrensville Heights developer, and Bobby George, a real estate and restaurant investor, are trying to gain control of the block. In October, they paid $300,000 for the Record Rendezvous building. In July, a company affiliated with Weston bought the mortgage note on the Kendel Building -- a move that could position them to acquire the property through foreclosure.

This week, a Weston executive said the investment group also has a standing offer to buy the Kendel Building and is trying to buy the Herold Building and a small parking lot to the east from L&R. Sketches prepared by Sandvick Architects show that the developers want to restore the trio of historic buildings, bookend them with new construction and fill the block with restaurants, offices and 44 apartments.

"We're working on it," said Rob Namy, a Weston executive. "We're trying to move forward with it. We've spent money on architectural fees. We are spending money on legal fees. There's a long way to go. I don't even know if it will ever work, which is a shame. Do you think that the city needs another parking lot?"

http://www.cleveland.com/business/index.ssf/2013/08/city_lawsuit_over_downtown_cle.html
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Offline ClevelandOhio

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Re: Cleveland: Gateway District Developments
« Reply #94 on: August 15, 2013, 07:29:49 PM »
Wait, they own that large lot as well? Now I know it will never get developed! :(

Offline Confiteordeo

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Re: Cleveland: Gateway District Developments
« Reply #95 on: August 15, 2013, 07:59:04 PM »
Did you guys notice that the lawyer representing L&R is also the chairman of the Historic Gateway Neighborhood's board?
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Re: Cleveland: Gateway District Developments
« Reply #96 on: August 15, 2013, 08:08:29 PM »
I cannot imagine the uproar and disgust if these buildings come down too for more parking...RIP Stanley and Columbia...
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Online freethink

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Re: Cleveland: Gateway District Developments
« Reply #97 on: August 15, 2013, 08:56:34 PM »
Did you guys notice that the lawyer representing L&R is also the chairman of the Historic Gateway Neighborhood's board?

Wow that says it all right there.
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Offline surfohio

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Re: Cleveland: Gateway District Developments
« Reply #98 on: August 15, 2013, 11:29:00 PM »
Did you guys notice that the lawyer representing L&R is also the chairman of the Historic Gateway Neighborhood's board?

Wow that says it all right there.

Smart to hire that guy. I'm sure he's all about historic preservation.

Offline clvlndr

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Re: Cleveland: Gateway District Developments
« Reply #99 on: August 16, 2013, 01:17:39 AM »
Did you guys notice that the lawyer representing L&R is also the chairman of the Historic Gateway Neighborhood's board?

A Cleveland.bom poster stated it best: It's a shame that the Historic Gateway Neighborhood Corporation is apparently in part run by a shill for out of town parking lot interests.

Offline mjarboe

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Re: Cleveland: Gateway District Developments
« Reply #100 on: August 16, 2013, 07:31:22 AM »
Hey all -

L&R owns the small parking lot next to the 310 Prospect building. It's just north of the Harry Buffalo, and it's easy to overlook -- plus, it's closed right now because of the city's concerns about safety. The address of the lot is 320 Prospect.

On the Historic Gateway front, the organization led the effort to put the Herold Building, Record Rendezvous and the Kendel Building on the National Register of Historic Places, and they've been involved with the predevelopment work for a potential mixed-use redevelopment of the block. It also happens that their board chairman, one of several directors, is an attorney, and L&R is one of his clients. I felt that fact was worth noting in the story; however, you'll notice that I also quoted the executive director of Historic Gateway, who talked about preservation of the block. So there is a mix of viewpoints here.

The attorney, Michael Swearengen, told me he is very supportive of historic preservation and disagreed with the demolition of the Stanley Block and the Columbia Building. But he believes 310 Prospect is not significant and not worth saving.

This is a strange Housing Court case, so it will be interesting to see what happens.

Michelle
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Offline SixthCity

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Re: Cleveland: Gateway District Developments
« Reply #101 on: August 16, 2013, 08:25:47 AM »
Hey all -

L&R owns the small parking lot next to the 310 Prospect building. It's just north of the Harry Buffalo, and it's easy to overlook -- plus, it's closed right now because of the city's concerns about safety. The address of the lot is 320 Prospect.

On the Historic Gateway front, the organization led the effort to put the Herold Building, Record Rendezvous and the Kendel Building on the National Register of Historic Places, and they've been involved with the predevelopment work for a potential mixed-use redevelopment of the block. It also happens that their board chairman, one of several directors, is an attorney, and L&R is one of his clients. I felt that fact was worth noting in the story; however, you'll notice that I also quoted the executive director of Historic Gateway, who talked about preservation of the block. So there is a mix of viewpoints here.

The attorney, Michael Swearengen, told me he is very supportive of historic preservation and disagreed with the demolition of the Stanley Block and the Columbia Building. But he believes 310 Prospect is not significant and not worth saving.

This is a strange Housing Court case, so it will be interesting to see what happens.

Michelle

Michelle - do you have access to the case number so we can view the docket?
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Offline KJP

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Re: Cleveland: Gateway District Developments
« Reply #102 on: August 16, 2013, 08:33:19 AM »
Wait, they own that large lot as well? Now I know it will never get developed! :(

I wouldn't jump off the bridge yet. The fact that they are willing to lease the big parking lot rather than just sell it (it's listed for both, sale or lease) dramatically improves the numbers for developing it. New construction is hard enough to get financing for in this town, so removing the upfront costs that come with a sale and instead spreading it out as a lease improves its chances. Think of it in terms of getting a new car -- you are able to afford a more expensive car by leasing it than you could by buying it. There's still going to have to be a ton of subsidies to make the numbers work, but the property owner has done what they could to help get the land used for something other than surface parking.
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Offline KJP

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Re: Cleveland: Gateway District Developments
« Reply #103 on: August 16, 2013, 08:38:49 AM »
Michelle - do you have access to the case number so we can view the docket?

Welcome SixthCity. Sorry to jump in here, but I searched the docket using "L&R" and came up with this.....

https://pa.clevelandmunicipalcourt.org/pa/prodpa.urd/pamw2000.o_case_sum?3760851

Go to the "dockets" tab to read the disposition of the case.
« Last Edit: August 16, 2013, 08:39:18 AM by KJP »
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Offline mjarboe

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Re: Cleveland: Gateway District Developments
« Reply #104 on: August 16, 2013, 08:51:56 AM »
Hey all -

L&R owns the small parking lot next to the 310 Prospect building. It's just north of the Harry Buffalo, and it's easy to overlook -- plus, it's closed right now because of the city's concerns about safety. The address of the lot is 320 Prospect.

On the Historic Gateway front, the organization led the effort to put the Herold Building, Record Rendezvous and the Kendel Building on the National Register of Historic Places, and they've been involved with the predevelopment work for a potential mixed-use redevelopment of the block. It also happens that their board chairman, one of several directors, is an attorney, and L&R is one of his clients. I felt that fact was worth noting in the story; however, you'll notice that I also quoted the executive director of Historic Gateway, who talked about preservation of the block. So there is a mix of viewpoints here.

The attorney, Michael Swearengen, told me he is very supportive of historic preservation and disagreed with the demolition of the Stanley Block and the Columbia Building. But he believes 310 Prospect is not significant and not worth saving.

This is a strange Housing Court case, so it will be interesting to see what happens.

Michelle

Michelle - do you have access to the case number so we can view the docket?

The new Cleveland Housing Court case is 13 CVG 0011713. You can find it through the Housing Court docket search, or search for LR 310 Prospect Investors. Interestingly, this is a civil case. The city usually pursues criminal cases against property owners in Housing Court. FYI - the hearing set for Aug. 30 has been turned into a pre-trial conference, so it likely will happen in a conference room, behind closed doors, instead of the courtroom. We'll see.

Michelle
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